I require conveyancing for a flat in a relatively new development (seven years built) in Shard End. Almost all the flats have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Shard End?
If you are purchasing a property with the assistance of a mortgage, your bank will need some (many) of the searches so you'll have no choice. If not, then Shard End conveyancing searches are optional. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Shard End.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would much rather instruct a local conveyancing solicitor in Shard End?
You should check but the the likelihood is that appoint one of their panel lawyers where you want the "fee-free" deal. Call the mortgage company and see if they allow a cash alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Shard End.
I am buying my first flat in Shard End benefiting from help to buy. The sellers refused to move on the amount so I negotiated 6k of extras instead. The sale representative advised me not reveal to my lawyer about this deal as it would put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the estate of my grandfather I am selling a residence in Neath but reside in Shard End. My conveyancer (based 300 miles awayneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Shard End to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Shard End based
I need to change lawyers as my Shard End lawyer is not on the bank's panel of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Shard End that you're considering.